Cook Plan · Rendon, TX 76028

$85,995

3 bd · 2.0 ba · 1,456 sqft · Manufactured · 125 Days on market

Good condition

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in Burleson, TX, this 3BR/2BA home offers 1,456 SF with an open-concept living area filled with natural light. The kitchen features a large island and farmhouse-style cabinetry. Primary suite includes a walk-in closet and private bath. Shiplap accents and warm wood finishes add charm throughout. Enjoy outdoor living on the deck. Built to meet or exceed national building standards for durability and energy efficiency. Community amenities include clubhouse, pool, outdoor spaces, and events. Rent-to-own options available with land lease included-schedule your tour today.

Key facts

• Walk-in closet
• Private bath
• Large island

Tags

• OPEN-CONCEPT LIVING AREA
• LARGE ISLAND
• FARMHOUSE-STYLE CABINETRY
• WALK-IN CLOSET
• PRIVATE BATH
• OUTDOOR LIVING

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $86k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $949 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $86k).
• Recommended offer: $76k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.5% vs local median 2.4% in Rendon — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 64/100 on livability (#759 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: schools F, amenities F, commute F.
• Everman ISD (suburban): math 21% / reading 32% proficiency, ranked #691 of 826 in TX (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+1.8%/yr); 679 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $594 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Tarrant County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 1.8% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 125 days — a 12% lower offer ($76k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $75,675 (12.0% below list)

Questions for the listing agent

1. It's been on market 125 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 2.27% ✓
• Cap rate: 19.54%
• Cash-on-cash: 47.31%
• DSCR: 3.10
• GRM: 3.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.78% rent growth · sell at horizon

5-year hold

• IRR: 43.3%
• Equity multiple: 2.83×
• Total profit: $44,181
• Equity at exit: $12,822

10-year hold

• IRR: 48.8%
• Equity multiple: 5.44×
• Total profit: $106,951
• Equity at exit: $7,435

Cash invested: $24,079 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

ZIP-level market 76028

• Home prices YoY: -33.4%
• Rents YoY: 1.8%
• Active inventory: 679
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,954 high
• Mortgage (P&I): −$451
• Tax est. 1.5%: −$107 /mo · $1,290/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $949

Break-even live

Break-even rent $752

Max offer price $85,995

Occupancy floor 46%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $21,499
• Closing costs: $2,580
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1800 Oak Grove Rd E Burleson, TX	3.0–4.0	2.0	1392	$1,795	$1.29	1d	14	0.15mi
1680 Crested Way Fort Worth, TX	3.0	2.0	1411	$1,895	$1.34	12d	1	0.17mi
1617 Crested Way Fort Worth, TX	3.0	2.0	1411	$2,200	$1.56	43d	1	0.23mi
1644 Limpkin Dr Fort Worth, TX	3.0	2.0	1402	$1,860	$1.33	43d	1	0.28mi
1616 Limpkin Dr Fort Worth, TX	4.0	2.0	1600	$1,980	$1.24	24d	1	0.30mi
1612 Limpkin Dr Fort Worth, TX	3.0	2.0	1411	$1,925	$1.36	43d	1	0.30mi
1633 Limpkin Dr Fort Worth, TX	3.0	2.0	1266	$1,905	$1.50	43d	1	0.32mi
1508 Pine Ln Fort Worth, TX	3.0	1.0	1098	$1,599	$1.46	43d	1	0.37mi
1452 Pine Ln Fort Worth, TX	3.0	1.5	1098	$1,595	$1.45	20d	1	0.40mi
1461 Pine Ln Fort Worth, TX	3.0	2.0	1268	$1,739	$1.37	7d	1	0.41mi
1424 Pine Ln Fort Worth, TX	3.0	2.5	1332	$1,590	$1.19	12d	1	0.43mi
1437 Pine Ln Fort Worth, TX	3.0	2.0	1175	$1,800	$1.53	43d	1	0.44mi
1433 Pine Ln Fort Worth, TX	3.0	3.0	1316	$2,075	$1.58	43d	1	0.44mi
10716 Wild Oak Dr Fort Worth, TX	2.0	2.0	1072	$1,595	$1.49	20d	1	0.50mi
10745 Many Oaks Dr Fort Worth, TX	2.0	1.0	997	$1,595	$1.60	24d	1	0.50mi
1408 Silver Spruce Ln Fort Worth, TX	3.0	2.0	1411	$1,800	$1.28	18d	1	0.51mi
1432 Silver Oak Ln Fort Worth, TX	4.0	3.0	1550	$2,143	$1.38	24d	1	0.52mi
10628 Wild Oak Dr Fort Worth, TX	3.0	2.5	1312	$1,740	$1.33	3d	1	0.55mi
1312 Nelson Pl Burleson, TX	3.0	2.0	1232	$1,820	$1.48	43d	1	0.70mi
1324 Sierra Blanca Dr Burleson, TX	3.0	2.0	1541	$2,000	$1.30	43d	1	0.76mi
10213 S Race St Fort Worth, TX	4.0	2.0	1819	$1,961	$1.08	22d	1	0.81mi
1412 Royal Meadows Trl Fort Worth, TX	3.0	2.0	1576	$1,779	$1.13	2d	1	0.88mi
1209 Brownford Dr Burleson, TX	3.0	2.0	1495	$1,875	$1.25	43d	1	0.89mi
1300 Hazelnut Dr Fort Worth, TX	3.0	2.0	1448	$2,300	$1.59	5d	1	0.94mi
10613 Flamewood Dr Fort Worth, TX	3.0	2.0	1324	$1,550	$1.17	43d	1	0.98mi
1832 Wickham Dr Burleson, TX	3.0	2.0	1509	$1,100	$0.73	5d	1	0.99mi
10525 Flamewood Dr Fort Worth, TX	3.0	2.0	1446	$1,849	$1.28	2d	1	1.00mi
10640 Towerwood Dr Fort Worth, TX	3.0	2.0	1422	$1,696	$1.19	7d	1	1.02mi
10632 Towerwood Dr Fort Worth, TX	3.0	2.0	1382	$1,750	$1.27	24d	1	1.03mi
1500 Four Seasons Ln Fort Worth, TX	1.0–3.0	1.0–2.0	876	$1,400	$1.60	22d	1	1.16mi
812 Peaceful Brook Dr Fort Worth, TX	3.0	2.0	1557	$1,995	$1.28	43d	1	1.16mi
10436 Phantom Hill Rd Fort Worth, TX	3.0	2.0	1498	$1,885	$1.26	7d	1	1.16mi
1456 Palamedes Dr Fort Worth, TX	3.0	2.0	1316	$2,000	$1.52	4d	1	1.18mi
757 Dema Ln Burleson, TX	3.0	2.0	1432	$1,869	$1.31	2d	1	1.22mi
1421 Sunkiss Dr Fort Worth, TX	3.0	2.0	1604	$1,995	$1.24	2d	1	1.22mi
916 Buffalo Springs Dr Fort Worth, TX	3.0	2.0	1329	$1,840	$1.38	7d	1	1.25mi
741 Dema Ln Burleson, TX	3.0	2.0	1447	$2,000	$1.38	24d	1	1.26mi
1401 Sunkiss Dr Fort Worth, TX	3.0	2.0	1600	$2,095	$1.31	12d	1	1.27mi
9632 Sierra Grande Dr Fort Worth, TX	3.0	2.0	1600	$1,895	$1.18	43d	1	1.31mi
1540 Woodwinds Dr Fort Worth, TX	4.0	2.0	1600	$2,280	$1.43	5d	1	1.33mi

Listing history 14 events

1. 2026-06-18
   days on market $85,995 Active 125 DOM
2. 2026-06-17
   days on market $85,995 Active 124 DOM
3. 2026-06-16
   days on market $85,995 Active 123 DOM
4. 2026-06-15
   days on market $85,995 Active 122 DOM
5. 2026-06-13
   days on market $85,995 Active 120 DOM
6. 2026-06-09
   days on market $85,995 Active 116 DOM
7. 2026-06-08
   days on market $85,995 Active 115 DOM
8. 2026-06-07
   days on market $85,995 Active 114 DOM
9. 2026-06-04
   days on market $85,995 Active 111 DOM
10. 2026-06-03
    days on market $85,995 Active 110 DOM
11. 2026-06-02
    days on market $85,995 Active 109 DOM
12. 2026-06-01
    days on market $85,995 Active 108 DOM
13. 2026-05-31
    days on market $85,995 Active 107 DOM
14. 2026-02-13
    listed $85,995 Active 582-char remark

    Show marketing remark (582 chars)

    Located in Burleson, TX, this 3BR/2BA home offers 1,456 SF with an open-concept living area filled with natural light. The kitchen features a large island and farmhouse-style cabinetry. Primary suite includes a walk-in closet and private bath. Shiplap accents and warm wood finishes add charm throughout. Enjoy outdoor living on the deck. Built to meet or exceed national building standards for durability and energy efficiency. Community amenities include clubhouse, pool, outdoor spaces, and events. Rent-to-own options available with land lease included-schedule your tour today.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,446
• − Mortgage interest: −$4,817
• − Property taxes: −$1,290
• − Insurance: −$430
• − Repairs & maintenance: −$1,876
• − Management: −$1,876
• − Depreciation: −$2,502
• Taxable income: $10,656
• Est. tax owed @ 24.0%: −$2,557
• After-tax cash flow: $8,833/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 9 photos

Good 80/100 Cosmetic rehab

This 3BR/2BA home in Burleson, TX, offers a good condition with modern finishes and a well-maintained exterior. It is ready for a potential buyer or renter with minor maintenance items to address.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value.
• Both Clean gutters — Improves drainage and overall home appearance.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value. ↑
• Both Clean gutters — Improves drainage and overall home appearance. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Everman ISD
• NCES district ID: 4818810
• Math proficiency: 21% ▼ -18.00%
• Reading proficiency: 32% ▼ -4.00%
• Median HH income: $44,803
• Composite: 22.77/100
• National rank: #8027
• State rank: #691 of 826 in TX

Livability — Rendon

• Score: 64/100
• State rank: #759
• US rank: #13917

Category grades

Amenities F Commute F Cost of living A- Crime A+ Employment A+ Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rendon, TX
• County: Johnson County · 147,987 people
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 81,549
• Household income: $101,138
• Rent vs Own: 22.7% rent · 77.3% own
• Severe rent burden: 1117.0

Population outlook (Tarrant County) Hauer SSP2

• Today (2025): 2,380,417 people
• By 2030: 2,578,900 · +8.3%
• By 2040: 2,974,995 · +25.0%
• By 2050: 3,350,489 · +40.8%
• By 2075: 4,216,909 · +77.2%
• By 2100: 4,741,527 · +99.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 19% Two or more races 11% Black 6% Asian 1%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Lithuanian 2% Italian 2% Slovak 2%
• Foreign-born: 5% · Canada
• Languages at home: 88% English-only · Spanish 10% Other Indo-European 1%

Political lean MEDSL · Tarrant

• 2024 margin: Lean R (+5.1) · D 46.7% · R 51.9% · Other 1.4%
• 2008→2024 swing: +6.6pp toward D · 2008: -11.7pp · 2024: -5.1pp
• All cycles: 2024: R+5.1 2020: D+0.2 2016: R+8.7 2012: R+15.7 2008: R+11.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -141.44%
• Current HPI: 282.466
• Rent YoY: ▲ 1.78%
• Metro: Dallas-Fort Worth-Arlington, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

1 event — show timeline

• 2026-02-13 Listed $85,995 Zillow